63 Carlyle Ave · Buffalo, NY 14220

$275,000

4 bd · 2.0 ba · 1,998 sqft · MultiFamily public records · 14 Days on market

Built 1910 4,860 sqft lot Est $296k · 7% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +21.7/30.0
• ARV discount +10.7/15.0
• DSCR +6.9/10.0
• 1% rule +4.4/10.0
• Rent growth +4.4/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Welcome to 63 Carlyle Avenue. Professionally owned and maintained 2/2 Double in a Prime South Buffalo neighborhood. This turn key investment is fully tenant occupied and ready for its new owner. The upper unit is fully renovated and multiple cosmetic updates have been done throughout both units . Bright and functional unit floor plans enhance the long term rent potential of this great investment property. Experience peace of mind with solid mechanicals and a new architectural roof on the two car detached garage. Green space behind the garage adds to the charm and utility of the property. The full basement provides separate laundry amenities and storage options. Great opportunity to start or

Key facts

• Full basement
• 4,860 sq ft lot
• 2 garage spots

Tags

• FULLY RENOVATED UPPER UNIT
• NEW ARCHITECTURAL ROOF
• GREEN SPACE BEHIND GARAGE
• FULL BASEMENT

Property features AI

Finance

• Financial info: Property is a 2-unit multi-family with separate gas and electric meters for each unit; Operating expenses may include insurance, maintenance, professional management, trash, and water/sewer; Owner pays trash collection and water; rent may include trash collection and water

Exterior

• Parking: 2-car garage; Paved parking
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: 2-story property; Residential 2-unit zoning; Existing (previously built)
• Construction: Composite siding; Asphalt shingle roof; Block and stone foundation
• Exterior features: Open porch; Near public transit; Rectangular residential lot; City street frontage

Interior

• Flooring: Hardwood; Luxury vinyl; Tile; Varied flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fans; Natural woodwork; Thermal windows
• Laundry & utility: Common area laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (5.8% below list).
• Recommended offer: $259k (5.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#195 in NY, #3,011 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime F, employment D-.
• Buffalo City School District (urban): math 41% / reading 40% proficiency, ranked #535 of 590 in NY (top 91%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+7.6%/yr); 136 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 44% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.6% rent growth), your $77k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $105k; list at $275k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $259,000 (5.8% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $295,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Cushing St	0.16mi	4/2.0	2,076 (+4%)	4mo	$158,500	$76	83
207 Brookside Dr	0.25mi	4/2.5	2,017 (+1%)	12mo	$300,000	$149	75
125 Brookside Dr #127	0.22mi	5/2.0 (+1)	2,142 (+7%)	2mo	$265,000	$124	71
180 Tuscarora Rd	0.38mi	4/2.0	2,016 (+1%)	18mo	$335,000	$166	65
15 Arbour Ln	0.52mi	4/2.0	1,856 (-7%)	7mo	$275,000	$148	58
46 Paxford Pl	0.71mi	4/2.0	1,918 (-4%)	7mo	$179,900	$94	54
6 Mckinley Pkwy	0.64mi	4/2.0	2,110 (+6%)	9mo	$380,000	$180	54
131 Ramona Ave	0.48mi	4/2.0	2,202 (+10%)	12mo	$325,000	$148	50
97 Fernald Ave	0.75mi	4/2.0	1,839 (-8%)	2mo	$258,850	$141	50
442 Dorrance Ave	0.25mi	5/3.0 (+1)	2,173 (+9%)	21mo	$340,000	$156	48
103 Potters Rd	0.64mi	4/2.0	1,866 (-7%)	18mo	$300,000	$161	44
167 Hollywood Ave	0.32mi	5/2.0 (+1)	2,291 (+15%)	15mo	$299,900	$131	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 7.62% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.93×
• Total profit: $-5,044
• Equity at exit: $41,003

10-year hold

• IRR: 12.0%
• Equity multiple: 2.13×
• Total profit: $86,792
• Equity at exit: $23,777

Cash invested: $77,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14220

• Home prices YoY: -26.7%
• Rents YoY: 7.6%
• Active inventory: 136
• Price-to-rent: 17.7×

Monthly cashflow live

• Estimated rent: $2,590 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$65 /mo · $776/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $425

Break-even live

Break-even rent $2,052

Max offer price $275,000

Occupancy floor 79%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,590
Total (2 units)			$2,590

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74 Woodside Ave Unit 1 Buffalo, NY	3.0	1.0	1250	$1,510	$1.21	2d	1	0.99mi

Listing history 12 events

1. 2026-06-13
   statusdays on market $275,000 Pending 14 DOM
2. 2026-06-10
   days on market $275,000 Active 13 DOM
3. 2026-06-09
   days on market $275,000 Active 12 DOM
4. 2026-06-08
   days on market $275,000 Active 11 DOM
5. 2026-06-07
   days on market $275,000 Active 10 DOM
6. 2026-06-03
   days on market $275,000 Active 6 DOM
7. 2026-06-02
   days on market $275,000 Active 5 DOM
8. 2026-06-01
   days on market $275,000 Active 4 DOM
9. 2026-05-31
   days on market $275,000 Active 3 DOM
10. 2026-05-28
    listed $275,000 Active
11. 2017-05-01
    soldstatus $105,000
12. 2007-08-24
    soldstatus $66,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $776 · $65/mo
• Projected year-2 tax: $2,712 · $226/mo
• Expected delta: +$1,936/yr (+$161/mo · 249.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,080
• − Mortgage interest: −$15,404
• − Property taxes: −$776
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,486
• − Management: −$2,486
• − Depreciation: −$8,000
• Taxable income: $552
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $4,964/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Buffalo City School District
• NCES district ID: 3605850
• Math proficiency: 41% ▲ 11.00%
• Reading proficiency: 40% ▲ 7.00%
• Median HH income: $31,665
• Composite: 33.17/100
• National rank: #5544
• State rank: #535 of 590 in NY

Livability — Buffalo

• Score: 77/100
• State rank: #195
• US rank: #3011

Category grades

Amenities A Commute A+ Cost of living A Crime F Employment D- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buffalo, NY
• County: Erie County · 714,559 people
• City population: 440,021
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 24,428
• Household income: $70,963
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 602.0

Population outlook (Erie County) Hauer SSP2

• Today (2025): 933,037 people
• By 2030: 935,181 · +0.2%
• By 2040: 928,531 · -0.5%
• By 2050: 905,725 · -2.9%
• By 2075: 834,037 · -10.6%
• By 2100: 708,033 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 13% Two or more races 6% Black 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 10% Cuban 1%
• Common ancestry: Romanian 16% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 4% · Canada, Jamaica, China
• Languages at home: 90% English-only · Spanish 4% Chinese 1%

Political lean MEDSL · Erie

• 2024 margin: Lean D (+9.7) · D 54.8% · R 45.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.5pp · 2024: 9.7pp
• All cycles: 2024: D+9.7 2020: D+14.7 2016: D+4.8 2012: D+15.6 2008: D+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -146.29%
• Current HPI: 402.5053
• Rent YoY: ▲ 7.62%
• Metro: Buffalo-Cheektowaga, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+313.5% since first listed

3 events — show timeline

• 2026-05-28 Listed $275,000 WNYREIS
• 2017-05-01 Sold (Public Records) $105,000 Public Records
• 2007-08-24 Sold (Public Records) $66,500 Public Records

Property tax history

+5.0%/yr

Latest (2025): $776 · +33.1% YoY. Source: county tax records.